Am I correct in assuming that the fact that my conveyancer in Thornton Cleveleys is not listed on my lender's solicitor panel that there is a problem with the quality of his work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Thornton Cleveleys conveyancing firm and ask them why they are no longer on the approved list for your bank.
Please help - my lawyer advises that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Thornton Cleveleys?
The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.
When it comes to lenders such as Clydesdale, do Thornton Cleveleys lawyers incur a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Thornton Cleveleys bank branch on numerous occasions and was told they are content with the situation and they would lend. My Thornton Cleveleys conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend based on their published requirements. I simply don't know who is right.
The solicitor must comply with the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been told that property searches are the primary cause of delay in Thornton Cleveleys house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Thornton Cleveleys.
I used Arc property Solicitors several years past for my conveyancing in Thornton Cleveleys. Now, I need my documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thornton Cleveleys of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My business partner and I are hoping to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering no-sale-no costs for non-domestic conveyancing in Thornton Cleveleys for less than £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Thornton Cleveleys, including the sale and acquisition of businesses as well as simply premises. Whether you are intending to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right solicitor. As for the charges this will depend on the structure and terms of the deal. Please provide us with your contact information or phone so as to enable us to supply you with comprehensive commercial conveyancing quote.
My wife and I purchased a leasehold flat in Thornton Cleveleys. Conveyancing and Yorkshire Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Thornton Cleveleys who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Thornton Cleveleys conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a garden flat in Thornton Cleveleys, conveyancing formalities finalised in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Thornton Cleveleys with a long lease are worth £195,000. The ground rent is £45 per annum. The lease runs out on 21st October 2088
With 63 years unexpired the likely cost is going to range between £16,200 and £18,600 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.